NNN Retail Investment
New
For Sale
$1,566,000
Downtown NNN Investment Opportunity 502 Cleveland Blvd, Caldwell, ID 83605
Fully leased retail asset with a long-term NNN lease to O’Reilly Auto Parts.
Property Size7,150 SF
Days on Market2
Property Features for Downtown NNN Investment Opportunity 502 Cleveland Blvd
General Information
Standard status
Active
Size
7,150 SF
Property subtype
Retail
Zoning
C-3
Building Details
Building Size
7,150 SF
Listing Agency:
(208) 440-1926
Listed By:
Drey Campbell, PhD, CCIM
(208) 440-1926
Source:
Lee-associates
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 1:34PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Drey Campbell, PhD, CCIM
Investment Insights
Based on property information with market context.
This 7,150-square-foot retail property occupies approximately 0.49 acres and is fully leased to O’Reilly Auto Parts. The asset is subject to a long-term NNN lease, providing a defined income structure for ownership. C-3 zoning supports its commercial positioning within the downtown area.
The property fronts Cleveland Blvd, where traffic is reported at 8,915+ VPD, and offers access to I-84 approximately 1.9 miles away. Its established retail occupancy, visible boulevard setting, and downtown location create a straightforward commercial investment profile.
The property fronts Cleveland Blvd, where traffic is reported at 8,915+ VPD, and offers access to I-84 approximately 1.9 miles away. Its established retail occupancy, visible boulevard setting, and downtown location create a straightforward commercial investment profile.
Key Highlights
- 7,150 SF retail property on approximately 0.49 acres
- Fully leased to O’Reilly Auto Parts
- Long‑term NNN lease structure
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$89,676
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.73%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,793,520
$1.8M
Cap Rate 7%
$1,281,086
$1.3M
Cap Rate 9%
$996,400
$996.4K
Market Conditions
NOI Build-Up for 7,150 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$135.6K $18.96/SF
− Vacancy
−$7.5K −$1.04/SF
EGI
$128.1K $17.92/SF
− OpEx
−$38.4K −$5.38/SF
NOI
$89.7K $12.54/SF
Area
Canyon County, ID
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,793,520
Cap Rate 7%
$1,281,086
Cap Rate 9%
$996,400
Alternative Uses
Best Use
Retail
$1.28M
$1.12M – $1.49M
NOI $89,676 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.90M
$1.67M – $2.22M
NOI $133,309 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
952
Businesses Nearby
Explore this area
Business Placement
Demographics for 83605, ID
38,561
Population
14,197
Households
2.7
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
24.6 sq mi
ZIP Area
1,568
Density / Sq Mi
$60,657
Median Household Income
$31,806
Median Earnings
$973
Median Rent
$300,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
NNN property - Fully leased retail asset with a long-term NNN lease to O’Reilly Auto Parts.
Where is this nnn property located?
The property is located at Downtown NNN Investment Opportunity 502 Cleveland Blvd Caldwell, ID.
What is the asking price?
The asking price for this property is $1,566,000.
What are key features of this property?
This property features: 7,150 SF retail property on approximately 0.49 acres; Fully leased to O’Reilly Auto Parts; Long‑term NNN lease structure
